2003 S 1 ST TX 78704
| Owner | SMOKY HILL PROPERTIES LLC |
|---|---|
| Parcel ID | 0402010907 |
| Short ID | 303572 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 25,800 SF |
| Acres | 0.592 |
| Year Built | — |
| Legal | LOT 1-3 BLK C BOULDIN JAMES E ADDN |
| Neighborhood | 59SCN |
| Land | $3,529,440 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,529,440 |
| Improvement | $5,277,709 |
|---|---|
| Total Improvement | $5,277,709 |
| Market | $8,807,149 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,807,149 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,807,149 |
| Taxable Value | $8,807,149 |
|---|
| Total Due | $153,274.59 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +358.5% from $1,921,009 (2021) to $8,807,149 (2025), a CAGR of 46.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $180,237. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($4,064,709, ~46.2% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
Asset Class: Multi-family residential. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 40% of market value ($3,529,440 land vs $5,277,709 improvements), about $137/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $8,807,149, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +46.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $59,083,712 by 2030, with an estimated annual tax burden around $267,190. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $153,274.59 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| ADDL | Additional Floor | 17,044 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +4,088 |
| Travis County | 0.3444% | 0.3758% | +2,765 |
| Austin ISD | 0.9505% | 0.9252% | -2,228 |
| Travis Central Health | 0.1080% | 0.1180% | +885 |
| Austin Community College | 0.1013% | 0.1034% | +185 |
Market value changed by 148% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $81,483.74 | $21,227.88 | $60,255.86 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $46,150.96 | $12,023.09 | $34,127.87 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $33,101.23 | $8,623.42 | $24,477.81 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10,394.46 | $2,707.93 | $7,686.53 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $9,106.59 | $2,372.41 | $6,734.18 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $180,236.98 | $46,954.73 | $133,282.25 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $9,219,474 | $8,807,149 | +4.7% |
| Assessed Value | $9,219,474 | $8,807,149 | +4.7% |
| Land Value | $3,715,200 | $3,529,440 | +5.3% |
| Improvement Value | $5,504,274 | $5,277,709 | +4.3% |
| Taxable Value | $9,219,474 | $8,807,149 | +4.7% |
| HS Cap Loss | — | -$4,064,709 (2024) | |
| Total Tax 2026 = estimate |
~$188,675
Estimated
|
$180,237 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $9,219,474 | $9,219,474 | +0 (+0.0%) |
| Taxable Value | $9,219,474 | $9,219,474 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $9,219,474 | $3,715,200 | $5,504,274 | — | $9,219,474 | $9,219,474 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,807,149 | $3,529,440 | $5,277,709 | — | $8,807,149 | $8,807,149 | $180,237 | Verified |
| 2024 | $4,384,993 | — | — | −$855,553 | $3,529,440 | $— | $150,502 | Verified |
| 2023 | $1,764,721 | — | — | — | $3,529,440 ! | $— | $79,335 | Verified |
| 2022 | $1,832,525 | — | — | −$67,805 | $1,764,720 | $— | $34,852 | Verified |
| 2021 | $1,921,009 | — | — | −$156,289 | $1,764,720 | $— | $39,888 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.7% | +4.7% | ~100% | Not available | Partial |
| 2025 | +16.0% | +16.0% | ~100% | 2.0500% | Verified |
| 2024 | +73.2% | +73.2% | ~100% | 1.9800% | Verified |
| 2023 | +148.5% ! | +148.5% | ~100% | 1.8100% | Verified |
| 2022 | -3.7% | -3.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +380.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.7% | +49.1% | +45.0% | +148.5% | 2024 | -4.6% | 2022 |
| Assessment Ratio | 100.0% | 111.5% | — | 200.0% | 2023 | 80.5% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $180,237 | $96,963 | ~$229,799 | $180,237 | 2025 | $34,852 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$12,887,297 | ~$9,687,864 | ~2.0139% | ~$195,107 | +46.3% |
| 2027 | ~$18,857,682 | ~$10,656,650 | ~1.9814% | ~$211,150 | +114.1% |
| 2028 | ~$27,594,009 | ~$11,722,315 | ~1.9488% | ~$228,449 | +213.3% |
| 2029 | ~$40,377,673 | ~$12,894,547 | ~1.9163% | ~$247,097 | +358.5% |
| 2030 | ~$59,083,712 | ~$14,184,002 | ~1.8837% | ~$267,190 | +570.9% |
| 2026 | ~$12,711,154 | ~$9,687,864 | ~2.0465% | ~$198,261 | +44.3% |
| 2027 | ~$18,345,713 | ~$10,656,650 | ~2.0465% | ~$218,087 | +108.3% |
| 2028 | ~$26,477,942 | ~$11,722,315 | ~2.0465% | ~$239,895 | +200.6% |
| 2029 | ~$38,215,000 | ~$12,894,547 | ~2.0465% | ~$263,885 | +333.9% |
| 2030 | ~$55,154,823 | ~$14,184,002 | ~2.0465% | ~$290,273 | +526.3% |
| 2026 | ~$13,063,440 | ~$9,687,864 | ~1.9977% | ~$193,531 | +48.3% |
| 2027 | ~$19,376,697 | ~$10,656,650 | ~1.9488% | ~$207,681 | +120.0% |
| 2028 | ~$28,741,005 | ~$11,722,315 | ~1.9000% | ~$222,726 | +226.3% |
| 2029 | ~$42,630,866 | ~$12,894,547 | ~1.8512% | ~$238,703 | +384.0% |
| 2030 | ~$63,233,375 | ~$14,184,002 | ~1.8024% | ~$255,648 | +618.0% |
In 2025, this property's market value of $8,807,149 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 17× the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $8,807,149 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $4,384,993 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,764,721 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,832,525 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,921,009 | $300,453 | $376,850 | $539,896 | ↑ Top 25% | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.